Density & Housing/Planning Issues
(a) Density in Schemes - normally depends on the type of housing provision selected and the Planning Service requirements applicable. Some of these Housing/Planning issues can have a major impact on the density/cost of the scheme. Associations must take account of the impact these issues have on density and consider if the need is being met in a reasonably economic way. The issues can be listed under two main headings (Housing Issues) and (Planning Issues) and are included at sub-Para’s (j) and (k) below. To aid Associations, brief comments are attached to each issue.
(b) Conversely - very high-density developments may require greater consideration on issues such as defensible space, opportunities for children’s play and social behaviour. Given that dwellings can be provided in bungalow, house or flat form; with different dwelling sizes; layout forms etc., it is not possible to quote a standard density (dwellings/ha) to be achieved in every situation. However, in all cases density should be optimised taking account of the above factors.
(c) It is not the intention of this Guidance to encourage Associations to provide inappropriate forms of housing provision that have proved unpopular with tenants in the past and created housing management problems. Nor is it intended to promote schemes that do not integrate with the immediate surroundings. However, it is essential that Associations (i) are aware of the density being achieved at the early stages of a project and (ii) cost the proposals in TCI terms.
(d) Associations as clients are responsible for formulating the brief and for briefing Consultants. It is essential that density is considered at the earliest possible opportunity and Associations must:
- Liaise at the outset with the relevant NIHE Area Planner to ensure that an acceptable density can be achieved in conjunction with the stated housing need; and
- Include in the Brief for Consultants, a specific requirement to take account of density and the cost aspects associated with the density issue.
- Be aware of the density being achieved at all stages of a project and be in aware of cost the proposals in TCI terms. Associations must take account of the likely impact that various housing/planning issues can have on density, consider alternative housing solutions and ensure to negotiate with Planning Service for the sensible and appropriate application of standards
(e) Before an Association submits a scheme to the NIHE (DPG) for project approval, it should be satisfied that a reasonable density is being achieved in the circumstances. The NIHE (DPG) will expect Associations to be able to demonstrate efforts made to control costs and to justify the density being achieved in schemes, especially those over TCI. In schemes over TCI, the Association should, as part of its case for exceeding TCI, include details of the steps taken to achieve a reasonable density and the justification for the particular density indicated.
Lower density design is wasteful in land use compared to other forms of development, in future it will only be grant-aided in very exceptional circumstances e.g. where the Association can demonstrate that an alternative design solution would not be appropriate for the need or where specific planning restrictions apply. There is also the need generally to provide higher density development in all schemes in order to maximise the potential of the site and to ensure that schemes are economical, efficient and sustainable.
(f) Housing Density and Housing Issues
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(g) Housing Density and Planning Issue
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(h) ‘Creating Places’ is a DOE (Planning service)/DRD (Roads Service) Publication. In broad terms this guide emphasises a design-led approach to housing with the intention of helping developers achieve high quality and greater sustainability in the design of all new residential developments in Northern Ireland. Creating Places constitutes supplementary planning guidance and its stated intention is to strike a balance between competing objectives; also that the Department (DOE/DRD) will be flexible when assessing proposals against the requirements set out in the guide (see especially ‘Flexibility in application’ - paragraphs 17 to 21). Reference should also be made to Planning Policy Statement 7 – Quality residential Environments. Amongst other things, this publication points out that Planning Service will have regard to the location of a proposed housing development in relation to its context and the overall quality of the housing to be created, where development plans do not indicate a density requirement or a specific number of dwellings for a particular location.
(i) Planning Service’s Regional development strategy seeks to achieve a more sustainable form of residential development by encouraging compact urban forms and promoting more housing within existing urban areas. It encourages an increase in the density of urban housing, but not overdevelopment! Reference should be made to Development Control Advice Note 8 – Housing in existing Urban Areas. This provides guidance for housing schemes, particularly for infill and backland developments and redevelopment proposals in existing areas.
(j) Planning service stress the importance of negotiations in achieving the best design solution for a particular site. Planning Service facilitates pre-application discussions, which allows applicants to demonstrate the design thinking behind a proposed scheme and how this was developed from an analysis of the location, surrounding context and the specific characteristics of the site itself.
Details of current Planning Service policy documents and other relevant publications are available from: www.planningni.gov.uk 
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